Share SFR 2025 Comprehensive
Review and Ranking

What is Share SFR?

 

To avoid the financial conflicts-of-interests that are rampant on virtually every other review site, I DON'T accept any money from any outside sponsor or platform for ANYTHING (including but not limited to affiliate ads, advertising etc.). See code of ethics  for more.

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Share SFR is a newcomer to the Review that specializes in in residential real-estate equity investments (and specifically, single family rental homes).

They claim to operate across all major metros in the Sun Belt and Midwest regions and target landlord-friendly states.

They also have a very impressive number of deals available for a new site (seven currentl. And as a conservative investor, I like how the projected returns don't look preposterously sky-high (like on some competing sites) and appear to be reasonable/modest.

 
Downsides include a lack of full transparency (i.e. they don't provide a full track record of their past experience and performance, nor do they appear to identify their skin-in-the-game on deals). 
 

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What's the latest feedback on Share SFR?

 

Share SFR is a new-comer to the Real Estate Crowdfunding Review. So it hasn't yet accumulated a large enough number of investors to provide meaningful survey results (which are used to gauge investor satisfaction and produce rating/ratings). Now that it's been reviewed, that will presumably change in the future. And Share SFR investors will be surveyed the next time the site surveys are updated.

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How does Share SFR work?

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When you sign up for the site, they encourage you to take a call with them.

The idea is that they'll talk to you and help you identify a property for sale (rather than you doing it yourself). You give them a refundable $5,000 deposit (and they say the amount can vary). Then they work with you to identify what they claim is your ideal property.

 

If this call and process were mandatory (like it is on a few sites) then I would never have continued forward (nor done a review).  I feel such a sales technique is presumptuous (considering I don't even know if I'm interested in them or not) and gives off an "investor mill" vibe (i.e. gives me the impression of a sponsor who targets unsophisticated investors who don't know better).

Fortunately, Share SFR doesn't do this and allows you to skip this and continue forward if you like. And if you do this you are able to see the open deals on the site.

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What are Share SFR Pros and Cons?

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They currently have seven open properties which is very impressive for a new site. And I also like how they claim to target markets that are landlord friendly (as this can be an important factor in the ultimate return). ​​​
 

As a conservative investor, I want to see conservative underwriting and don't want to see sky-high projected returns (which often require the sponsor using aggressive amount of leverage,  taking on higher risk property types like Class C, investing in  higher risk markets etc.). So Share SFR gave me a positive first-impression by showing returns that appeared to be reasonable/modest (currently in the 4-6% range). 

 

I'll dive into a specific deal in one of the following sections.

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If you close on a deal, Share SFR charges:

 

• The greater of 3% of listed price or $7,500 as the buying fee at the time of close.
   

• An asset management fee of 0.25%-1% (of original purchase price plus renovations and capital expenditures) annual SAM fees

• 8%-10% of monthly rents for property management

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I was surprised that they would charge both a property management fee and asset management fee and so I asked them why.

Share SFR didn't get off on the right foot, by not responding to me twice on this and other questions. However eventually they did apologize and respond. Although even then the person did not identify who they were... which to me is off-putting and also insufficient transparency from a company that is expecting to take my hard-earned money.

The anonymous person at Share SFR said: "We’re handling bookkeeping and coordinate, strategize and execute peripheral services (refi, growth, 3rd party rates). Our goal is to actively grow your portfolio unlike a PM that is essentially just handles maintenance and leasing."

In my opinion, bookkeeping  is important...but the other things (like looking for refi's, 3rd party rates) don't look to me like a full-time job. And if so, then I question whether a full-time asset management fee is justified here or not. A different investor may completely disagree with this idea, and feel both fees are fine.

A potential concern with any sponsor is being locked-in with someone who does a bad job. So I do like the fact that if you don't like the job that Share SFR  is doing,  then you can pay a fee to walk away and find someone else. Per Share SFR, "Yes. We have a two year lock up period and $750 of boarding fee then you’re free to walk. The two year lock up can be broken. We just prorate two years of asset management fees."

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As a conservative investor, I generally want to see that my real-estate sponsors have a track record that spans at least one full real-estate cycle and with little to no money lost. Otherwise they could be learning expensive lessons with my money.

 

So I was disappointed that Share SFR does not provide a full and complete track record (which in my opinion is "table stakes" for any sponsor who is asking investors to hand over their hard-earned money to them). 

Per Share SFR: "We do not provide lists of client portfolios as we're not a fund and we're also bound to confidentiality. We do offer client reference calls once a prospective client has gone through the upfront stages of our onboarding process which includes entity formation/readiness and proof-of-funds. Client reference calls are strictly voluntary from existing clients - we put out a request to clients and will put forward those clients that are willing to participate."

So, some investors may find it difficult to choose Share SFR,  versus a competitor who does provide that transparency.

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 Share SFR Quick Pro & Con Summary

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• Advantages: Says they target markets that are landlord friendly, impressive # of open deals for a new site, (for conservative investors) they don't project sky-high/implausible looking returns, ability to buy your way out if you feel they aren't doing a good job.

• Disadvantages: Does not disclose full track record, Does not appear to disclose co-investment on the deals, Not clear the amount of work being done justifies the investor paying a full time asset management fee.
   

• Accolades: none

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Is Investing In Share SFR Legal?

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Share SFR is only available to accredited investors. When investors sign up they are requested to prove their accredited status.

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What does a Share SFR deal look like?

Here is my step-by-step due-diligence on a random Share SFR investment. So it may or may not be a typical investment.

I'm not an attorney, accountant nor your financial advisor. So always consult your own financial professionals before making any financial decisions. This is just my personal opinion and could contain errors, so use at your own risk.

Every investor has a different risk tolerance, comes from a different financial situation and has different financial goals. So an investment that looks great to one investor will look terrible to another (and vice versa). And by the same token, there is also many ways to due-diligence (and no one "right" or "wrong" way"). This is my method, and others will do it differently. Also I'm a very conservative investor, so something that's I feel is too risky could be a perfect fit for someone else who is coming from a different place.

This investment is located in an exurb, of Atlanta Georgia, called Dallas, Georgia. It's title is: "Newer Home with Renovation Upside in Atlanta"

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​My first step is to make sure that the asset class and strategy even make sense for my portfolio. (If you don't know how to do this, you can see how I do this in The Conservative Investor's Guide to Due Diligence). Let's say it makes sense for my portfolio and jump in.

 

My next step is making sure that the sponsor has at least one full real estate cycle of experience with little to no investor money lost. That's because I don't want the learning expensive lessons with my dime.

Unfortunately, Share SFR  does not disclose their full and complete track record so there is no way to evaluate them on experience and performance. So for me this is very disappointing and an immediate dealbreaker. On the other hand, a more aggressive investor will be fine with less experience than I am.
 

Dallas, Georgia is a secondary market (versus being a primary or tertiary market). Primary markets (major cities) generally have highly diversified economies. These tend to sustain strong demand in good times and provide maximum protection in a downturn. These are also generally very dense areas. And this can provide some protection against competitors (which can sometimes blow up a pro forma in less dense markets). In addition, some of these also have onerous building restrictions. Again this provides protection against competitors.
 

On the other hand, secondary and tertiary markets have less diversified economies, are usually less dense areas and generally have less onerous building restrictions. And so in general this increases the risk.

At the same time, this increased risk usually also comes with an increased projected return. So a more aggressive investor may prefer markets like this over primary ones.
 

Another thing I look at is co-investment (which is also called "skin in the game"). I generally like to see the sponsor put in at least 5% (and preferably 10%) of their own money into the deal, and on the same terms as investors. This aligns them better and reduces risk. 

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Unfortunately the share SFR site does not show how much skin in the game the sponsor has.  So an investor who is interested in this deal will probably want to inquire with them to find out how much. 

For me, anything less than 5% is a dealbreaker.   On the other hand a more aggressive investor will prefer lower skin in the game (as they want to see higher projected returns and that generally requires a sponsor to push the risk envelope).

 

Had the investment all my initial checks, I would have dived in further to check out the sponsor, the property itself, the projections, etc. To learn how I do those things, check out The Comprehensive Guide to Hard Money Loan Investing and   The Conservative Investors Guide to Due Diligence.

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Where can I discuss other Share SFR deals?

You can do this with thousands of other investors in the private investor club. While the club is free, membership is restricted to investors who have no business connections to sponsors or platforms. Also, all members must agree to keep all club info confidential by signing a nondisclosure agreement. Click here to join or get more info.

 

Who are Share SFR Competitors?

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Here are the reviews and rankings for other similar sites.

 

• CrowdStreet

• 1031 Crowdfunding

• Real Crowd

• ArborCrowd

• Carlton Crowdfund

• Share States

• Roofstock

• Roofstock One

• SBRE Funds

• First Real Fund

• Realty Shares

• Equity Multiple

• Realty Mogul

• C.K. Mack

• Lending Home

• Holdfolio

• CityVest

• Prodigy Network

• Instalend

• Cadre

• All other sites (ranked and reviewed)
   

How do I invest in equity and/or debt?

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Looking to learn more about real-estate investing?

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• What are the 4 investment strategies? (Part 1: core and core+)

  • What are the 4 investment strategies? (Part 2: value-added and opportunistic)

• Should I invest in residential or commercial real estate? (Part 1: residential)

  • Should I invest in residential or commercial real estate? (Part 2: commerical)

• What is the difference between equity and debt?

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Related:

How to pick? Check out our step-by-step guide.
 

• The quick guide to picking conservative real-estate deals
   

• Top 25+ accredited investor sites (ranked and reviewed)